Enter a maintenance request, assign a vendor, attach a fake invoice.

We have an Excel spreadsheet we use to evaluate loans, calculate returns, break-evens, create invoices, generate payoff demand letters, and lots more.

Then I would create a file/binder and start documenting the steps starting with company values, fee structure, running comps, creating e-mail templates, advertising and leasing, pet deposits or fees, creating work orders, handling of maintenance requests, paying invoices, lease renewals and so on.

I want to put together some contract that I have all my subs sign with some sort of contingency to cover events like this, maybe with a penalty against the final invoice per missed day or walk off.

The other issue is, while I can figure that, it's time consuming to reviwe material lists, invoices, paid receipts and go make sure the material is actually on that job site, so having the funds run through a title company or management service might be better, just pass the expense along.Dealing with experienced contractors, ones you can trust, at reasonable loan amounts is much easier.The total loan amount is to the LTV of the finished product.

How are you managing paying invoices? 

Enter a maintenance request, assign a vendor, attach a fake invoice.

they give you a regular invoice for the completed job, honor their warranty over time, etc.

Unless you have tied the hands of the PM, they should produce monthly financial reports that include copies of all paid invoices; current Rent Roll; Delinquency Report; along with General Ledger and other financial reports that may have been agreed to.

Save all receipts and invoices.